Deal analysis: buying subject-to, selling owner finance.

[Sam Craven]

Need some help. Tell me if I'm forcing this to work. Both of these strategies are ones we have not used in the past.

Med-low income neighborhood, houses are taking 30-90 days to sell.
1700sq ft
To sell owner finance the house needs:
Exterior paint
Pool clean up, some interior paint/carpet
Unconvert a garage
$5k in work

Seller owes $66k and wants no money at closing.
Current PITI: $830
As is: $75k
Repaired retail: $85
Repaired owner finance:$95
Owner finance PITI with $20k down: $1081

Are we out of line in thinking we can sell this place owner finance quickly at a 10% premium with 15-20% down?

What else am I missing?

Thanks ahead of time.

-Sam